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Property profile & analytics
OFF-MARKET
Estimated value
$10,535,000
Commercial real estate
885 Fm 78 Marion, TX 78124-3128
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US82-9387596
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2020
Total area
63,600 SF
Lot
20.66 ac (899,950 SF)
APN
2G-0270-0000-15750-000
UPID
US82-9387596
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$11.89M
Comparable Approach
Comparable
$9.18M
Blend (final)
Blend
$10.54M
Owner & transaction history
Backyard Storage LLC · 2 yrs held
Backyard Storage LLC
since 2024
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$9.3M
+41.8%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Marion submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Marion submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$12,880,000
6.5%
$11,890,000
7%
$11,040,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$6,530,000
Current use
APARTMENT HOUSE (5+ UNITS)
$9,265,000
Change: +42% · Conversion: Moderate
Blend value · Realmo final
$10.54M
Range $9.48M – $11.59M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$166 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$159,547
Tax year 2023
Assessed value
$12,562,500
Assessed 2024
Previous assessed
$10,706,203
+17.3% YoY
Effective rate
1.27%
On assessed value
Assessed land
$2,445,590
Assessed improvement
$10,116,910
Land market value
$2,445,590
Improvement market value
$10,116,910
Total market value
$12,562,500
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
2020
Heating
NONE
Buildings
2
Stories
1
Total area
63,600 SF
Lot
20.66 ac (899,950 SF)
APN
2G-0270-0000-15750-000
UPID
US82-9387596
Jurisdiction
GUADALUPE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$6.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$9.3M
COMMERCIAL (GENERAL) Current
APARTMENT HOUSE (5+ UNITS)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2020
Heating
NONE
Stories
1
Buildings
2
Lot
20.66 ac
Current owner
From public records · entity-resolved
Backyard Storage LLC
Entity
Free & Clear · 2 yrs held
Mailing address
290 ENGEL RD, NEW BRAUNFELS, TX 78132-4911
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 29, 2024
—
Backyard Storage LLC
Engel Farms LLC
Special Warranty Deed
—
Mar 9, 2020
—
Engel Farms LLC
Guadalupe Vly Electric Coopera
Grant Deed
related
—
Mar 5, 2007
—
Guadalupe Valley Electric Coop
Viola R Schaefer
Warranty Deed
related
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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